Eyeing 78746 but not sure whether Rollingwood or Westlake Hills fits you best? When you are relocating, the difference between compact neighborhood living and larger-lot hill country privacy can shape your day-to-day life. In this guide, you’ll compare housing, lots, commute patterns, schools, taxes, and practical checks so you can move with confidence. Let’s dive in.
Quick map and identity
Both Rollingwood and Westlake Hills are incorporated cities in Travis County within the 78746 ZIP code west of central Austin. Each has its own municipal government and ordinances you will follow as a homeowner. The two communities sit along key routes like Loop 360, Bee Cave Road/Westlake Drive, and MoPac, which drive commute patterns and peak-hour traffic.
- Learn more about city services and ordinances on the City of Rollingwood official site and the City of Westlake Hills official site.
- Both areas are served by Eanes Independent School District. You can confirm attendance zones and enrollment details on the Eanes ISD website.
At a glance: Which fits you
If you want a quick way to frame the decision, start with feel and lot style. Then look at commute preferences, permits, and ongoing costs.
- Choose Rollingwood if you prefer a compact, neighborhood feel, smaller lots, and convenient proximity to parks and nearby shopping along Bee Cave Road.
- Choose Westlake Hills if you value larger lots, more privacy, winding hills, and custom homes with views.
- For both, expect high demand and premium pricing within 78746, with details varying by specific street and home.
Housing and lot patterns
Rollingwood snapshot
You will find a mix of mid-century and ranch-style homes alongside newer infill rebuilds. Lots tend to be smaller, which can mean less yard maintenance and a closer neighborhood feel. Some recent luxury rebuilds have raised average price points on certain streets. If you plan to remodel or rebuild, review Rollingwood’s permitting requirements and any applicable subdivision restrictions on the city site.
Westlake Hills snapshot
Westlake Hills generally offers larger parcels, deeper setbacks, and more varied terrain. Many homes are custom-built, and you will see significant trees, slopes, and hill country views in parts of the city. Steeper lots may entail added considerations for retaining walls, drainage, and specialized landscaping. Check Westlake Hills’ development and permitting guidance before planning major work.
Lifestyle, parks, and daily convenience
Both areas sit near beloved Austin greenbelts and Hill Country open space, including trails and creek corridors in the broader Westlake and Barton Creek area. Rollingwood residents often enjoy community parks and quick access to nearby shopping and services. Westlake Hills leans more private and spread out, with scenic drives and residential streets threading through the hills. Day-to-day errands commonly center around the Bee Cave Road corridor, with broader retail and dining options a short drive away.
Commute and mobility
Your commute depends on your route and time of day. Many residents use Loop 360, Bee Cave Road/Westlake Drive, and MoPac to reach downtown or major employment centers. Public transit is limited compared with central Austin, and most residents rely on cars. To explore current routes and park-and-ride options, visit CapMetro.
Schools and enrollment basics
Eanes ISD serves both Rollingwood and Westlake Hills. Campus boundaries can change, so always verify the assigned elementary, middle, and high school for a specific address on the Eanes ISD site. If you want campus-level performance and program details, review state accountability and campus reports through the Texas Education Agency’s portal at TXSchools.gov. This helps you compare offerings, advanced coursework, and extracurriculars based on current data.
Costs, taxes, and ownership considerations
Housing in 78746 sits at the high end of the Austin market, with Westlake Hills often featuring higher-priced custom and luxury homes and Rollingwood offering both older homes and upscale rebuilds. Your carrying costs will include property taxes, insurance, and any HOA dues.
- Property taxes: Expect a combination of city taxes (Rollingwood or Westlake Hills), Travis County, Eanes ISD, and any special districts. You can look up assessed values and exemptions like the homestead exemption at the Travis County Appraisal District. Actual tax rates and exemptions can materially affect your out-of-pocket cost.
- HOA and deed restrictions: Rules vary by subdivision. Confirm any dues, architectural controls, or rental rules before you make an offer.
- Terrain-related costs: Steeper or view lots in Westlake Hills may involve added investment in drainage, retaining structures, tree protections, and maintenance. Smaller lots in Rollingwood typically reduce land maintenance but can bring closer lot-to-lot proximity to consider for privacy.
Land, hazards, and inspections
Before you buy, evaluate natural and site-specific risks.
- Flood risk: Portions of 78746 lie near creeks and mapped floodplains. Check a property’s flood zone at the FEMA Flood Map Service Center. Homes near waterways or in lower elevations may require special insurance.
- Slope and soil stability: On steeper lots, consider a geotechnical evaluation, especially if you plan additions, pools, or retaining walls.
- Wildfire and vegetation: Mature Hill Country vegetation can elevate brush-fire risk in dry seasons. Ask about defensible-space landscaping and local fire code requirements.
Permits and remodeling
Both cities maintain their own permitting processes. Terrain and tree protections can add steps, particularly in Westlake Hills. If you plan to remodel, add a pool, or rebuild, review application requirements and timelines on the Rollingwood and Westlake Hills sites. Build these timelines into your purchase due diligence so you can validate feasibility during your option period.
Practical relocation checklist
Use this quick checklist to move efficiently from research to contract.
- Confirm address-specific school assignment on the Eanes ISD site and review campus reports at TXSchools.gov.
- Validate flood status through the FEMA Flood Map Service Center; order a flood elevation certificate if needed.
- For hillside lots, schedule drainage and geotechnical evaluations early in your option period.
- Pull assessed value and exemptions at the Travis County Appraisal District to estimate taxes with current city, county, and school rates.
- Ask your agent to confirm any HOA, deed restrictions, or short-term rental rules with the city or subdivision.
- Confirm utility providers and broadband options for the exact address; service areas can vary.
- Review permitting steps on the Rollingwood or Westlake Hills sites before committing to remodel timelines.
- Check current transit options and park-and-ride availability on CapMetro if you plan to use public transit.
How we help you decide
A neighborhood choice is personal. You deserve data, context, and on-the-ground insight. As a Westlake native and full-service Compass advisor, Eric Grosskopf provides discreet tours, address-specific due diligence, and access to private and coming-soon inventory. You get clear guidance on build potential, permitting, taxes, and resale positioning so you can choose the right home with confidence.
Ready to explore Rollingwood and Westlake Hills with a local who knows every turnoff and cul-de-sac? Schedule a conversation with Eric Grosskopf to map your options and move on your timeline.
FAQs
What is the main difference between Rollingwood and Westlake Hills?
- Rollingwood feels more compact with smaller lots and neighborhood parks, while Westlake Hills skews to larger lots, more privacy, and hill country terrain with custom homes.
Which schools serve Rollingwood and Westlake Hills in 78746?
- Both are served by Eanes ISD; verify address-specific campus assignments and enrollment details on the Eanes ISD website.
How do I estimate property taxes before I buy in 78746?
- Look up the property’s assessed value and exemptions at the Travis County Appraisal District and apply current city, county, and Eanes ISD tax rates for a rough estimate.
Are there flood or hillside risks I should check?
- Yes, confirm the flood zone at the FEMA Flood Map Service Center and consider geotechnical and drainage evaluations for homes on steeper lots.
What should I know about remodeling or rebuilding?
- Both cities require permits; Westlake Hills’ terrain can add steps for grading, trees, and erosion control, so review guidance on the city websites and planning pages before you set timelines.
Is public transit a realistic option in 78746?
- Transit is limited compared with central Austin; most residents drive, but you can review current options and park-and-ride services on CapMetro.
